Title:
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Eagle Pass Rezone - Consider a Rezone from A-1 (Agriculture) to C-3 (Heavy Commercial and Very Light Industrial) for a proposed office building and self-storage buildings on approximately 9.40 acres, located on the west side of State Road 426 at Eagle Pass Road; (Z2024-011) (Eagle Pass Properties, LLC - Larry Jordan, Applicant) District1 - Dallari (Rebecca Hammock, Development Services/Annie Sillaway, Project Manager).
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Department/Division:
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Development Services - Planning and Development
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Authorized By:
Dale Hall
Contact/Phone Number:
Annie Sillaway 407-665-7936
Background:
The Applicant is requesting a rezone from A-1 (Agriculture) to C-3 (Heavy Commercial & Very Light Industrial) to develop the subject property for an office and self-storage facility in compliance with the C-3 zoning district which permits general office, commercial and wholesale distribution, storage, and light manufacturing.
The subject property has an Industrial Future Land Use designation, which allows a maximum Floor Area Ratio (F.A.R.) of 0.65 and permits the requested C-3 zoning district.
The Future Land Use and zoning designations of the surrounding area are as follows:
East: State Road 426
Future Land Use: Industrial
Zoning: PD (Planned Development) known as the SR 426 & Chapman Road (Walgreens), permitting uses and conditional uses found in the C-2 zoning district plus self-service gasoline pumps as an accessory use, restaurants and drive in banks.
West: Future Land Use: Industrial
Zoning: PD (Planned Development) known as Alro Metals, permitting office and warehouse uses, with a maximum F.A.R. of 0.65.
North: West Chapman Road
South: Future Land Use: Industrial
Zoning: C-2 (General Commercial)
Site Analysis
Floodplain Impacts:
Based on the Flood Insurance Rate Map (FIRM) with an effective date of 2007, the site appears to contain floodplain. A topographic survey showing floodplain delineations will be required prior to Site Plan approval. Conservation easements, dedicated to Seminole County, will be required over all property within the post development 100-year floodplain.
Wetland Impacts:
Based on preliminary aerial photo and County wetland map analysis, there appears to be no wetlands on the subject property.
Endangered and Threatened Wildlife:
Based on a preliminary analysis, there may be endangered and threatened wildlife on the subject property. A threatened and endangered species study along with a species of special concern survey will be required prior to site plan approval.
Utilities:
The site is located within Seminole County’s utility service area, and water and sewer capacity are available to serve the site. The Developer will be required to connect to Seminole County water and sewer. Based on Policy SAN 1.3 in the Seminole County Comprehensive Plan, the County shall require within the unincorporated urban area, connection to central sewer service where available, and the Developer will be required to install a private lift station.
Transportation/Traffic:
The Applicant is proposing access onto State Road 426. State Road 426 is classified as a Minor Arterial and is currently operating at a level-of-service “D” and does not have improvements programmed in the County 5-year Capital Improvement Program or the FDOT Five-Year Work Program.
Sidewalks:
The proposed development fronts both West Chapman Road and State Road 426. The Developer will be required to construct a five (5) foot wide sidewalk along West Chapman Road. The Cross Seminole Trail runs along State Road 426; therefore, a sidewalk will not be required.
Drainage:
The proposed project is located within the Howell Creek Drainage Basin, which has limited downstream capacity; therefore, the site’s design will be required to hold water quality, and not exceed the pre-development rate and volume for the twenty-five (25) year, twenty-four (24) hour storm event.
Buffers:
Buffer requirements will be determined at the time of Site Plan review.
Open Space:
The requested C-3 (Heavy Commercial & Very Light Industrial) zoning classification requires a minimum of twenty-five (25) percent open space.
Consistency with the Land Development Code
The requested C-3 (Heavy Commercial & Very Light Industrial) zoning district has been evaluated for compatibility with the Land Development Code of Seminole County in accordance with Chapter 30, part 42.
The request is consistent with the Land Development Code of Seminole County and is compatible with the surrounding trend of development in the area. The Zoning to the east and south is C-2 (General Commercial), and to the west is the Alro Metals PD (Planned Development) that permits office and self-storage use.
At the time of Site Plan review, the development must meet all requirements for parking, access, maximum building height, minimum open space requirements, permitted uses, landscape buffers, and maximum F.A.R., in accordance with the Land Development Code of Seminole County.
Consistency with the Comprehensive Plan
The purpose and intent of the existing Industrial Future Land Use is to identify locations for a variety of heavy commercial and industrial land uses oriented toward wholesale distribution, storage manufacturing and other industrial uses. This land use should be located with direct access to rail systems, collector, and arterial roadways, allow infill development where this use is established, and has direct access to SR 426, a minor arterial roadway that is consistent with the Comprehensive Plan. The maximum intensity permitted in this designation is an F.A.R. of 0.65.
Under Policy FLU 17.5 Evaluation Criteria Property Rights, the reasonable use of property is a use that does not adversely affect the public health, safety, morals, or welfare and is compatible with abutting or proximate properties and is otherwise a use that is consistent with generally accepted land use planning principles.
The request is consistent with the Seminole County Comprehensive Plan and compatible with the surrounding area which consists of industrial, commercial, and office use.
In compliance with Seminole County Land Development Code Sec. 30.49 - Community Meeting Procedure, the Applicant conducted a community meeting on October 14, 2024; details of the community meeting have been provided in the agenda package.
Requested Action:
Staff requests the Board of County Commissioners adopt the Ordinance enacting a Rezone from A-1 (Agriculture) to C-3 (Heavy Commercial & Very Light Industrial) for approximately 9.40 acres, located on the west side of State Road 426 at Eagle Pass Road.